Tahoe isn't ideal right now as the local community is vehemently anti-Airbnb and the permitting system is challenging to navigate.

They bring higher tenant turnover, limited cash flow, and attract traditional tenants who aren’t your ideal long-term buyers.

I mean by safest is on the volatility, for example STRs have many different factors, seasons of the year, local government regs and much more.

However, the suitability of buying and renting out a single-family home in Richmond can depend on various factors, such as market trends, rental demand, and property values (similar case with all markets, really.)Chatting with a local agent in the area can provide very helpful insights into the market, data, and specific neighborhoods.

Ideally this would be done after doing proper diligence and making sure that the sponsor's skill and expertise matches the opportunity being presented.  

Once you have those answers and find out how Airbnb would penalize canceled bookings...that alone is huge deciding factor for some old/new STR homeowners....you can move forward with the best answers that would help you meet your 12-month goals! 

How do I deal with her and is it a lease violation?

A key factor here is leveraging your equity efficiently while considering tax implications.

Some other factors to consider - How long are you planning to hold this property?

I know that ideally, I reach out to my broker or any other reputable insurance provider to get a more accurate estimate.